TRANSFORMERS: Turning Existing Buildings GREEN. Volunteer! You are needed for:

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1 NETWORK GROW LEARN TEACH SHARE Date Creation: March 2010 VersionLecturer # Thisof ASHRAE Distinguished Lecturer Series is brought to youashrae by thedistinguished Society Chapter Technology Transfer Committee 1 Volunteer! Become A Future Leader in ASHRAE - Write The Next Chapter In Your Career ASHRAE Members who attend their monthly chapter meeting become leaders and bring information and technology back to their job. You are needed for: Membership Promotion Research Promotion Student Activities Chapter Technology Transfer Technical Committees Distinguished Lecturer Series Find Your Place in ASHRAE!ASHRAE Visit ashrae.org. 2 TRANSFORMERS: Turning Existing Buildings GREEN Hank Jackson, PE ETech Solutions 1

2 Copyright Materials This presentation is protected by US and International copyright laws. Reproduction, distribution, display and / or use of the presentation without written permission of the speaker is prohibited. ETech Solutions 2010 All rights reserved 4 Introductions Your Speaker You! Who are you? Where do you work? Why are you here? 5 Objectives Become familiar with concepts of sustainability and green building practices related to operation and maintenance (O&M) of existing buildings Discuss guidelines and standards for sustainability in existing buildings Learn to evaluate existing buildings for practical opportunities for O&M improvements NOTE: Please ask questions ANYTIME! 6 2

3 Small Group Exercise Get into small groups of 2 3 persons, convenient to your seating Based upon your current knowledge and experience with green practices, compose a definition of sustainability Designate someone in your group to share your definition 7 What is Sustainability? Sustainability or green building has no single definition, but is a philosophy that exists on a continuum. Terms include green building, green architecture, natural building, or environmental building In general, sustainability seeks to reduce or eliminate the negative impact of buildings on the environment and occupants Operation and maintenance practices have a profound influence on the permanence of sustainability strategies 8 ASHRAE Definition of Sustainability sustainability is the concept of maximizing the effective use of our resources while minimizing the impact of those resources on the earth and its environment. Terry Townsend, ASHRAE President The purpose of this standard is to provide minimum requirements for the siting, design, construction, and plan for operation of high performance, green buildings to balance environmental responsibility, resource efficiency, occupant comfort and well being, and community sensitivity, and support the goal of development that meets the needs of the present without compromising the ability of future generations to meet their own needs. Introduction, ASHRAE Standard

4 Fundamental Concepts of Sustainable Buildings Minimize impact upon the surrounding environment Reduce air pollution, water pollution and solid waste Reduce depletion of finite resources Provide healthier and safer indoor & outdoor environments Provide people friendly and productive workplace Courtesy California Integrated Waste Management Board 10 Economic Benefits of Sustainable Buildings Should result in minimum life cycle cost, on-site and globally First cost vs. life cycle Site vs. source energy, materials May also increase productivity Courtesy California Integrated Waste Management Board 11 Six Major Opportunities for Sustainability in Buildings Site development Water usage Energy Environmental quality Waste management Purchasing 12 4

5 Sustainability Guidance Resources U.S. Environmental Protection Agency (EPA) and Department of Energy (DOE) U.S. Green Building Council (USGBC) American Society of Heating, Refrigerating, and Air-Conditioning Engineers (ASHRAE) Green Building Initiative (GBI) American Institute of Architects (AIA) Building Operators and Managers Association International (BOMA) 13 US Green Building Council Voluntary organization comprising 20,000 members and member organizations from every sector of the building industry Core purpose is to transform the way buildings and communities are designed, built and operated, enabling an environmentally and socially responsible, healthy, and prosperous environment that improves the quality of life Arguably the best known resource for sustainability in buildings in United States 14 ASHRAE Building Sustainability Position Statement, 2002: ASHRAE will use its position as a recognized global leader to develop and disseminate technical information, standards, educational programs and research on issues of social importance to promote building sustainability Maintain to Sustain key focus of ASHRAE planning ASHRAE Building Energy Quotient (EQ ) rating system ASHRAE Standard

6 Sustainability Certification LEED (US Green Building Council) Green Globes (Green Building Initiative) Energy Star (US EPA / DOE) ASHRAE Building EQ ( beta version ) 16 Misperceptions About Sustainability It costs too much Quality and function are compromised It s too complicated It requires too many compromises in life style Reality: Sustainability isn t an all-or-nothing proposition, the building owner / operator can choose how far to go and how much to spend Anything is better than nothing. 17 Practical Approaches to Greener Buildings - General Considerations Currently, energy usage is the major focus of most sustainability strategies Water usage and wastewater disposal is rapidly gaining in importance Solid waste disposal is already a critical issue in some areas Indoor air quality can be an issue, especially in older buildings Sustainability efforts need to reflect the priorities of the local situation 18 6

7 Practical Approaches - Site Development Reduce turf area, return to natural state (groundcover, mulch, hardscape) Re-introduce native landscape species Use mulch around plantings Utilize low water use irrigation systems: drip or soaker systems; incorporate moisture sensors Minimal / smart use of weed and insect control chemicals, botanical / biological timing 19 Practical Approaches Site Development (cont d) Improve soil conditions permeability, organic matter, grading for water retention and run-off control Alternative paving materials and construction practices Open pavers Permeable concrete and asphalt Grasscrete 20 Practical Approaches Water Usage Check flush valve operation: adjust automatic flush valves to avoid double flushing Repair leaking faucets and flush valves Consider dual flush / low-flow / ultra-low flush valves; high efficiency urinals & toilets Caveat: piping system design must be amenable to lowflow flush valves Replace faucet aerators (and shower heads if applicable) with low-flow alternatives 21 7

8 Practical Approaches Water Usage (cont d) Audit water usage in food service, develop conservation strategies Recover gray water for reuse Consider rainwater storage and use for irrigation Evaluate water use in cooling towers and boiler systems Minimize blowdown Repair leaks 22 Practical Approaches - Energy Establish an EnergyStar portfolio It s free Conduct utility billing analysis and benchmarking (Energy Star fundamental process) Approximately 70% of building energy use is lighting and HVAC focus on these two You can t manage what you don t measure 23 Practical Approaches Energy (cont d) Perform a simple energy audit Institute simple HVAC O&M checklists Filter changes Lubrication Check thermostat setpoints Calibrate controls (programmable t stats 12:00?) Keep accurate maintenance records (how do you know when to change the oil in your car?) 24 8

9 Practical Approaches Energy (cont d) Consider building retro-commissioning Modify controls and control strategies HVAC, lighting Conduct a lighting survey with light meter; retro-fit or eliminate fixtures Utilize daylighting and daylighting controls Install occupancy sensors Computer power management software for large networks 25 Practical Approaches Environmental Quality Evaluate the ventilation system Outdoor Air (OA) is often the largest single HVAC cost component Adjust OA economizer most frequently abused and ignored HVAC feature Over-ventilation / unmanaged ventilation is expensive Achieve ASHRAE Standard 62 compliance 26 Practical Approaches Environmental Quality (cont d) Space temperature management Check thermostat operation and calibration to prevent overcooling / overheating Review remodeling / renovation effects isolated spaces w/ no thermostat Address solar heating window film, blinds or curtains Maximize ambient, minimize artificial lighting evaluate use of window treatments 27 9

10 Practical Approaches Environmental Quality (cont d) Eliminate toxic / noxious / irritating cleaning and painting supplies Evaluate housekeeping / janitorial practices timing, strategies, necessity Push sustainability downstream utilize cleaning contractors and product suppliers who are also green businesses 28 Practical Approaches Waste Management 70% of waste stream from commercial buildings is paper and food Conduct a garbage audit (Eeeww!) Prioritize waste reduction / recycling efforts based on waste steam composition Paper and cardboard may net largest reduction for least cost ($80 - $150 / ton market value) 29 Practical Approaches Waste Management (cont d) Plastic and aluminum recycling are problematic; require storage space and ready market Simple waste paper recycling 50% reduction by writing / printing on both sides!! Re-evaluate purchasing of disposable products 30 10

11 Practical Approaches Waste Management (cont d) Food service Reduce portion size in food service, offer seconds to those who eat more Eliminate disposable plates and utensils (evaluate increased water usage for dishwashing) Consider organic composting or mulching of food waste 31 Practical Approaches Purchasing Form a Green Team to set purchasing goals; include management, purchasing, maintenance, clerical / secretarial, professionals, line employees Office and kitchen supplies buy recycled, reusable Purchase Green Seal certified cleaning products Office equipment EnergyStar rated as minimum specification Purchase green energy from utility company 32 Transforming to Green: Summary Corporate commitment is crucial It s not a sprint; adopt a long term view of sustainability and plan accordingly Establish consistent communication of goals, objectives, strategies, and programs Provide employee education and welcome feedback Make use of the experience of others 33 11

12 Sources for More Information US Green Building Council International Facility Managers Association O&M Benchmarks BOMA The Green (Green Resource Energy and Environment Network) Green Building Initiative 34 Sources for More Information, cont d US DOE Commercial Building Energy Alliances www1.eere.energy.gov/buildings/commercial_initiative/alliances.html ASHRAE Building EQ US EPA / DOE 35 Questions? 36 12

13 Contact for More Information Further questions and information may be obtained by contacting the speaker: Hank Jackson, PE ETech Solutions P.O. Box 2355 Weaverville, NC (828) THANKS! 38 13